I put this report together because I kept having the same conversation with people. Someone would say, "I heard Pinecrest prices are up — it must be a great time to sell," and I'd think: yes, but it depends entirely on which Pinecrest you're talking about, and what kind of home you have.

The headline numbers are real. Prices have more than doubled since 2020. But averages in Pinecrest are almost meaningless on their own, because this neighborhood is really two very different markets separated by one road — Ludlam (67th Avenue). East of Ludlam, you're talking about sprawling lots close to an acre. West of Ludlam, you're on smaller parcels that are still wonderful but priced very differently. Lumping them together tells you almost nothing useful.

I also want to be honest about something the data makes very clear: the frenzied seller's market of 2021 and 2022 is gone. Homes are taking longer to sell, almost half of sellers are cutting their price before closing, and 90% of buyers in 2025 paid less than asking. That's not bad news — it's just reality. And reality is a lot more useful than spin.

Whether you own in Pinecrest, are thinking about buying here, or are just curious what your neighbor's house actually sold for — I hope this gives you something real to work with. If you have questions, my contact info is at the back. I genuinely love talking about this stuff.

— Lynley Ciorobea, Lynley Residential Group

Six years of sales, all in one place. Here's the shape of the Pinecrest market from 2020 through early 2026.

The headline is dramatic: prices more than doubled from 2020 to 2025. But the path wasn't a straight line. The biggest jump happened between 2021 and 2022 — when the median leapt from $1.60M to $2.35M in a single year. Since then, the market has continued rising but at a more measured pace, with 2025 pulling back slightly from the 2024 peak.

Transaction volume tells a different story. At the peak in 2021, Pinecrest recorded 395 sales. By 2024 that had fallen to 171 — a 57% drop in deals. Fewer homes changed hands, but the ones that did sold for significantly more. The market got thinner, not cheaper.

Median Sale Price by Year · All Pinecrest

Note: 2026 data covers January through April 16, 2026 only (55 sales, median $2.73M) and is excluded from the year-over-year comparisons above to avoid a partial-year distortion.

Ludlam Road — 67th Avenue — is the single most important line in Pinecrest real estate. Here's what the data looks like on each side.

I say this constantly to clients: you cannot have a meaningful conversation about Pinecrest pricing without first establishing which side of Ludlam you're on. The lots are fundamentally different — East of Ludlam, the median lot is nearly an acre (about 38,800 sq ft). West of Ludlam, it's about 18,000 sq ft, less than half the size. That land difference is the engine behind almost everything else in this report.

A few things stand out to me in this comparison. East of Ludlam has fewer sales — 42 in 2025 vs. 106 on the West side — which means it's a thinner, more bespoke market. There's less competition for buyers, but also less data to anchor pricing for sellers. Getting the price right on an East Pinecrest home requires real judgment, not just a comp sheet.

The $/sq ft gap is also worth noting: $795 vs. $701. That's a 13% premium for the East side on a per-square-foot basis — but the real premium comes from the land, not the house. A 38,800 sq ft lot simply can't be replicated, and buyers paying $3.6M on the East side know exactly what they're paying for.

East of Ludlam · Median Price Trend (Resale Only)

West of Ludlam · Median Price Trend (Resale Only)

The seller's market ended. Here's exactly how much it's shifted — and what that means in practice.

In 2021, if you listed a home in Pinecrest it was under contract in about a month and you were getting close to your asking price. Those days are gone. By 2025, the median home sat on the market for 98 days — more than three months — and sold for 93 cents on the dollar. The market didn't collapse, but the dynamic shifted fundamentally from seller-controlled to much more balanced.

The price reduction data is the clearest signal of all. Only 17% of sellers had to cut their price in 2021. By 2025 it was nearly half — 48%. And of the sellers who did reduce, they cut an average of about 9% from their original price. That's meaningful money at Pinecrest price points.

% of Listings That Reduced Price Before Selling

One more number that puts this in sharp relief: in all of 2025, across 186 Pinecrest sales with recorded sale-to-list data, exactly 3 homes sold above asking price. Three. The rest sold at or below. This isn't a distressed market by any stretch — it's a market where buyers have real leverage, and smart sellers price with that in mind from the start.

Pinecrest has seen a wave of new development. The data on how those homes sell — and how long they sit — tells an important story.

New construction in Pinecrest takes more than three times as long to sell as a resale home. In 2025, the median new build sat on the market for 259 days — roughly eight and a half months. That's compared to 81 days for a resale. And that gap has been widening: in 2021, new construction sold in about 104 days. By 2024 it was 210 days. The market for brand-new homes has gotten dramatically more difficult.

New Construction · Median Days on Market by Year

Right now there are 55 newly built homes for sale in Pinecrest, with a median list price of $8.5M. Nearly half have been listed for more than six months. One has been sitting for 658 days. These are stunning homes — the issue isn't quality, it's that the market for ultra-high-end new construction in Pinecrest is genuinely thin. There are only so many buyers for an $8–15M home in any given year.

The flip side: if you're a seller with a new construction home, patience is not optional — it's the strategy. Price it right for the actual buyer pool (which is small), present it impeccably, and don't expect a quick close.

Cash dominates Pinecrest. Here's what that means if you're buying with a mortgage.

Between 2022 and 2026, nearly 3 out of every 5 Pinecrest home sales closed in cash. No appraisal contingency. No financing contingency. No waiting for a loan to be underwritten. That's the competition if you're coming in with a mortgage.

This doesn't mean financing makes you uncompetitive — the market is softer now, and sellers aren't choosing between five offers in a weekend the way they were in 2021. But it does mean that if you're a financed buyer and you're competing against a cash offer, you need to bring something else to the table: a cleaner contract, flexible timing, fewer contingencies where you can afford them, or simply a better price.

One interesting note: the dominance of cash here is partly a reflection of the price point. At $2–4M, the pool of buyers who can or prefer to pay cash is much larger than it would be at $600K. Pinecrest attracts a lot of buyers who are relocating from higher-cost cities, often with significant equity to deploy. Miami's influx of wealth from New York, California, and internationally over the past few years has made cash transactions the norm, not the exception.

The data is only useful if you can act on it. Here's my plain-English read on what it means depending on your situation.

If you want to talk through any of this in the context of your specific home or situation, I'm always happy to have that conversation. There's no pitch, no pressure — just a real discussion about what the numbers mean for you specifically. That's the part I actually enjoy.